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Georgia bans deceptive mortgage trigger lead solicitations and adds violations to lender licensing rules
Original title: Mortgage lenders and brokers; prohibit unfair or deceptive practices in consumer transactions related to mortgage trigger leads
Last action · May 13, 2025: House Date Signed by GovernorSponsors: Noel Williams and 6 others
Bill progressHistory & official text ↓
Introduced
Committee
Floor Vote
Passed
Law
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Public stanceCommunity reactions are separate from the official record and reporting.
What This Bill Does
Georgia law now prohibits mortgage lenders and brokers from using deceptive practices when soliciting consumers via s, including failing to disclose a lack of affiliation or soliciting consumers on the federal do-not-call registry. Violations are classified as unlawful unfair or deceptive trade practices under state law and violations of mortgage licensing standards. The Act took effect upon approval by the Governor.
Why it matters
Consumers shopping for mortgages gain new protections against unsolicited marketing calls and mailers triggered by credit inquiries, while mortgage lenders and brokers face state penalties and licensing consequences if they misrepresent their identity or loan terms during such solicitations.
Who It Affects
Groups the bill's text affects, as described in the record. Being affected is not a position for or against it.
Directly affected
Mortgage applicants
Consumers receive new protections against deceptive marketing calls and uninvited loan offers following a mortgage application.
Directly affected
Mortgage lenders and brokers
Lenders and brokers must alter their solicitation practices regarding trigger leads, make mandatory affiliation disclosures, and avoid contacting consumers on do-not-call lists or risk licensing penalties.
Key Facts
- Defines 'mortgage trigger lead' as a consumer report obtained under Section 604(c)(1)(B) of the federal Fair Credit Reporting Act triggered by a credit inquiry.
- Excludes from the definition of mortgage trigger leads any consumer reports obtained by the mortgage lender or broker with whom the applicant initially applied or who services an existing extension of credit.
- Prohibits solicitors using mortgage trigger leads from failing to state in the initial solicitation that they are not affiliated with the lender or broker the consumer initially applied with.
- Requires mortgage trigger lead solicitations to comply with state and federal laws regarding prescreened solicitations, including making a firm offer of credit.
Show all 9 facts
- Prohibits using consumer information for mortgage trigger lead solicitations if the consumer has opted out of prescreened offers or is on the federal do-not-call registry.
- Bans soliciting consumers with rates, terms, and costs knowing they will be subsequently changed to the consumer's detriment.
- Classifies failure to comply with these trigger lead provisions as an unlawful unfair or deceptive act or practice under the Fair Business Practices Act.
- Amends Code Section 7-1-1013 to make any violation of Code Section 10-1-393.20 a violation of mortgage lender and broker licensing prohibitions.
- Takes effect immediately upon approval by the Governor or upon becoming law without approval.
Frequently Asked Questions
What is a mortgage trigger lead under this law?
A is a consumer credit report obtained when a credit inquiry is triggered by a mortgage application, excluding reports obtained by the lender or broker where the consumer originally applied or who holds an existing credit extension.
Can mortgage lenders use the federal do-not-call registry for trigger lead solicitations?
No. Lenders and brokers are explicitly prohibited from using information regarding consumers who have placed their contact information on the federal do-not-call registry or opted out of prescreened credit offers when soliciting via s.
What happens if a mortgage broker violates these trigger lead rules?
Violations are treated as unlawful unfair or deceptive trade practices under the and constitute a violation of mortgage licensing laws.
What else do you want to know?
News Coverage
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Votes, people, money & the original sourceWhere This Stands
Current status: Signed into law.
Procedural history
17 actions- May 13, 2025HouseEnrolledHouse Date Signed by Governor
- May 13, 2025GovernorEnrolledAct 177
- May 13, 2025Georgia General AssemblyEffective Date
- Apr 7, 2025HouseHouse Sent to Governor
- Mar 31, 2025SenateSenate Tabled
- Mar 31, 2025SenateSenate Taken from Table
Show 11 earlier actions
- Mar 31, 2025SenateSenate Third Read
- Mar 31, 2025SenateFloorSenate Passed/Adopted
- Mar 18, 2025SenateSenate Read Second Time
- Mar 13, 2025SenateCommitteeSenate Committee Favorably Reported
- Mar 3, 2025SenateIntroducedSenate Read and Referred
- Feb 28, 2025HouseHouse Third Readers
- Feb 28, 2025HouseFloorHouse Passed/Adopted
- Feb 20, 2025HouseCommitteeHouse Committee Favorably Reported
- Feb 6, 2025HouseHouse Second Readers
- Feb 5, 2025HouseIntroducedHouse First Readers
- Feb 4, 2025HouseIntroducedHouse Hopper
Version history & redline
2 versions on fileComparing LC 52 0713/a → HB 240/AP*
removed addedOfficial text
25 LC 52 removed: 0713
added: 0713/AP
House Bill 240
added: (AS PASSED HOUSE AND SENATE)
By: Representatives Williams of the 148th , Ridley of the 6th , Rhodes of the 124 th , Douglas of
the 78th , Hilton
[…]
Redline computed from the official version text (record lane).View this version →
Voting Record
Outcome not reportedOfficial roll call ↗
PASSAGE
Total
51
- Yes
- 47
- No
- 0
- Present
- 0
- Not voting
- 3
- Abstain
- 0
- Other positions
- 1
How they voted (51)
Max BurnsParty not recordedyes
Freddie Powell SimsParty not recordedyes
Ben WatsonParty not recordedyes
Blake TilleryParty not recordedyes
Doc RhettParty not recordedyes
Sam WatsonParty not recordedyes
Chuck PayneParty not recordedyes
Sonya HalpernParty not recordedyes
RaShaun KempParty not recordedyes
Drew EcholsParty not recordedyes
Lee AndersonParty not recordedyes
Bill CowsertParty not recordedyes
Clint DixonParty not recordedyes
Brian StricklandParty not recordedyes
Greg DolezalParty not recordedyes
Ed SetzlerParty not recordedyes
Kenya WicksParty not recordedyes
Donzella JamesParty not recordedyes
Matt BrassParty not recordedyes
Rick WilliamsParty not recordednot voting
Randy RobertsonParty not recordedyes
Randal ManghamParty not recordedyes
Nan OrrockParty not recordedyes
Carden SummersParty not recordedyes
27 more members
Bo HatchettParty not recordedyes
Russ GoodmanParty not recordedyes
Josh McLaurinParty not recordedyes
Gail DavenportParty not recordedexcused
John AlbersParty not recordedyes
David LucasParty not recordednot voting
Billy HickmanParty not recordedyes
Harold JonesParty not recordedyes
Kay KirkpatrickParty not recordedyes
Frank GinnParty not recordedyes
Nikki MerrittParty not recordedyes
Jason AnavitarteParty not recordedyes
Steve GoochParty not recordedyes
Elena ParentParty not recordedyes
Mike HodgesParty not recordedyes
Larry WalkerParty not recordedyes
Shawn StillParty not recordedyes
Tim BeardenParty not recordedyes
Emanuel JonesParty not recordedyes
Sally HarrellParty not recordedyes
Sheikh RahmanParty not recordedyes
Marty HarbinParty not recordedyes
Kim JacksonParty not recordedyes
Derek MallowParty not recordednot voting
Ed HarbisonParty not recordedyes
Tonya AndersonParty not recordedyes
Chuck HufstetlerParty not recordedyes
Show 1 earlier roll call
Outcome not reportedOfficial roll call ↗
PASSAGE
Total
174
- Yes
- 161
- No
- 0
- Present
- 0
- Not voting
- 6
- Abstain
- 0
- Other positions
- 7
How they voted (174)
Omari CrawfordParty not recordedyes
Kimberly AlexanderParty not recordedyes
Chas CannonParty not recordedyes
Long TranParty not recordedyes
Teddy ReeseParty not recordedyes
Bruce WilliamsonParty not recordedyes
Robert FlournoyParty not recordedyes
Rob CliftonParty not recordedyes
Jordan RidleyParty not recordedyes
Brent CoxParty not recordedyes
David ClarkParty not recordedyes
Esther PanitchParty not recordedyes
David HuddlestonParty not recordedyes
Yasmin NealParty not recordedyes
Johnny ChastainParty not recordedyes
Carl GilliardParty not recordedyes
Debra BazemoreParty not recordedexcused
Dale WashburnParty not recordedyes
Park CannonParty not recordednot voting
Spencer FryeParty not recordedyes
Josh BonnerParty not recordedyes
Jasmine ClarkParty not recordedyes
Noel WilliamsParty not recordedyes
Dewey McClainParty not recordedyes
150 more members
Clint CroweParty not recordedyes
Ruwa RommanParty not recordedyes
Mary Ann SantosParty not recordedyes
Saira DraperParty not recordedyes
Vance SmithParty not recordedyes
Chuck EfstrationParty not recordedyes
Charlice ByrdParty not recordedyes
Houston GainesParty not recordedyes
Robert DickeyParty not recordedyes
Dar'shun KendrickParty not recordedyes
Karla DrennerParty not recordedyes
Danny MathisParty not recordedyes
Carter BarrettParty not recordedyes
Shea RobertsParty not recordedyes
Bryce BerryParty not recordedyes
Joe CampbellParty not recordedyes
Imani BarnesParty not recordedyes
Lee HawkinsParty not recordedyes
Matt BartonParty not recordedyes
Viola DavisParty not recordedyes
Derrick McCollumParty not recordedyes
Jesse PetreaParty not recordedyes
Regina Lewis-WardParty not recordedexcused
Chuck MartinParty not recordedyes
Katie DempseyParty not recordedyes
Sandra ScottParty not recordedyes
Gabriel SanchezParty not recordedyes
Gabe OkoyeParty not recordedyes
Bill YeartaParty not recordedyes
Jon BurnsParty not recordednot voting
Sharon CooperParty not recordednot voting
Tangie HerringParty not recordedyes
Noelle KahaianParty not recordedyes
David SampsonParty not recordedyes
Bethany BallardParty not recordedyes
Rey MartinezParty not recordedyes
Nissa JonesParty not recordedyes
Jaclyn FordParty not recordedyes
Solomon AdesanyaParty not recordedyes
Edna JacksonParty not recordedexcused
James BurchettParty not recordedyes
Debbie BucknerParty not recordedyes
Mekyah McQueenParty not recordedyes
Sylvia Wayfer BakerParty not recordedyes
Segun AdeyinaParty not recordedyes
Rick TownsendParty not recordedyes
Brad ThomasParty not recordedyes
Karen MathiakParty not recordedyes
Steven SainzParty not recordedyes
Robert DawsonParty not recordedyes
John CorbettParty not recordedyes
Mike CheokasParty not recordedyes
Sheila JonesParty not recordedyes
Carolyn HugleyParty not recordedyes
Mary Frances WilliamsParty not recordedyes
Matt DubnikParty not recordedyes
Victor AndersonParty not recordedyes
Devan SeabaughParty not recordedyes
John CarsonParty not recordedexcused
Lisa CampbellParty not recordedyes
Scott HiltonParty not recordedyes
David WilkersonParty not recordedyes
Bill HitchensParty not recordedyes
Eric BellParty not recordedyes
Jan JonesParty not recordedyes
Al WilliamsParty not recordedyes
Karen LuptonParty not recordedyes
Floyd GriffinParty not recordednot voting
Inga WillisParty not recordedyes
Doreen CarterParty not recordedyes
Michelle AuParty not recordedyes
Mack JacksonParty not recordedyes
Gary RichardsonParty not recordedyes
Trey RhodesParty not recordedyes
Buddy DeLoachParty not recordedyes
Emory DunahooParty not recordedyes
Anne WestbrookParty not recordedexcused
Demetrius DouglasParty not recordedyes
Lauren McDonaldParty not recordedyes
Matt HatchettParty not recordedyes
Carmen RiceParty not recordedyes
Todd JonesParty not recordedyes
John LaHoodParty not recordedyes
Sharon HendersonParty not recordedyes
Kim SchofieldParty not recordedyes
Steve TarvinParty not recordedyes
Kasey CarpenterParty not recordedyes
Tyler SmithParty not recordedyes
Brian PrinceParty not recordedyes
Tanya MillerParty not recordedyes
Shaw BlackmonParty not recordedyes
Patty Marie StinsonParty not recordedexcused
Matt ReevesParty not recordedyes
Trey KelleyParty not recordedyes
Ron StephensParty not recordedyes
Angela MooreParty not recordedyes
Marvin LimParty not recordedyes
Ginny EhrhartParty not recordedyes
Will WadeParty not recordedyes
Sandy DonatucciParty not recordedyes
Terry CummingsParty not recordedyes
L.C. MylesParty not recordedyes
Chris ErwinParty not recordedyes
David JenkinsParty not recordednot voting
Phil OlaleyeParty not recordedyes
Jason RidleyParty not recordedyes
Beth CampParty not recordedyes
Darlene TaylorParty not recordedyes
Joseph GullettParty not recordedyes
Jutt HowardParty not recordedyes
Holt PersingerParty not recordedyes
Derrick JacksonParty not recordedyes
Eddie LumsdenParty not recordedyes
Lydia GlaizeParty not recordedyes
Michael SmithParty not recordednot voting
Soo HongParty not recordedyes
El-Mahdi HollyParty not recordedyes
Bill WerkheiserParty not recordedyes
Arlene BecklesParty not recordedyes
Stan GunterParty not recordedyes
Mitchell HornerParty not recordedyes
Rhonda BurnoughParty not recordedyes
Deborah SilcoxParty not recordedyes
Karlton HowardParty not recordedyes
Steven MeeksParty not recordedyes
Martin MomtahanParty not recordedyes
Lehman FranklinParty not recordedyes
Rick JasperseParty not recordedyes
Billy MitchellParty not recordedyes
Alan PowellParty not recordedyes
Scott HolcombParty not recordedyes
Kimberly NewParty not recordedyes
Rob LeverettParty not recordedyes
Miriam ParisParty not recordedyes
Mike CameronParty not recordedyes
Stacey EvansParty not recordedyes
Tim FlemingParty not recordedyes
Matthew GambillParty not recordedyes
Betsy HollandParty not recordedyes
Butch ParrishParty not recordedyes
Lynn SmithParty not recordedyes
Mitchell ScogginsParty not recordedyes
Leesa HaganParty not recordedyes
Mary Margaret OliverParty not recordedyes
Mark NewtonParty not recordedyes
Sam ParkParty not recordedexcused
Rhonda TaylorParty not recordedyes
Don ParsonsParty not recordedyes
Angie O'SteenParty not recordedyes
Gerald GreeneParty not recordedyes
Lobbying Activity
No state lobbying filings in our records match this bill. Federal lobbying reports (LDA) cover Congress, so they are not listed on state bills.
Full breakdown
Who this bill affects and the strongest case for and against it, written only from the bill’s own text.
Sponsors
Discoveries
Patterns POLISCOPE noticed across the record. These are observations to investigate, not conclusions.
policy shift95% confidence
Integration of Consumer Protection and Mortgage Licensing
The bill bridges consumer protection statutes (Fair Business Practices Act) with financial licensing requirements (Mortgage Lenders and Brokers Act) to enforce marketing rules.
Connected Entities
OrganizationFair Credit Reporting Act“Federal law governing consumer reports and trigger leads.”Map →
OrganizationNationwide Multistate Licensing System and Registry“Registry referenced in mortgage lending and broker regulations.”Map →
Sources
Open source document
www.legis.ga.gov
Analysis Score
0–100- Significance65How much this matters to a regular citizen
- Controversy20Intensity of disagreement among stakeholders
- Entertainment5Compellingness for a non-policy-wonk reader
- Buzz30Current news / social attention level
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